UPDATE: Full Survey - changes needed from seller - how to go about it?

vaderag

UPDATE: I have now had the full survey done and a few key things have come up:
1) Damp in the walls - has been injected before, but didnt take, so suggested that they should have a guarantee
2) Boiler is leaking so needs repair
3) Chimneys need repointing/flashing
4) An electrical wiring test was suggested as they saw an old fuse box...

My question is...

Obviously 1 and 2 i need to request that the sellers sort out before I buy - do I go via the estate agent for this?

3 i would like them to do as well - is this an unreasonable request?
4 - should i worry about getting this done before i move? All their electrics seem to work well when we've been there... I don't have the full survey document yet, but all this i got down off the phone, and he didn't seem to make too big a deal out of it...

Thanks!

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I'm a FTB buying a Victorian Property. I get a free survey with my mortgage, but since the house is victorian, i figured it would be sensible to get a slightly more in depth survey done...

Can anyone advise on whether i should just get the homebuyers, or should i plug for a full survey??

On an aside, one thing that i know which will come up is that there is a loft conversion for which there was no planning permission obtained (so isn't currently counted as a bedroom), but this is something I would like to sort out at some point so that when resale comes around (at some point in the distant future!) I can count it... would that come up with advice in the survey?

Thanks

sonastin

Firstly, I would advise you to make sure that you get quotes for an independent surveyor to compare to the cost of "upgrading" the bank's free valuation - you might be able to get it cheaper elsewhere.

Secondly, make sure that the valuer and/or your surveyor are aware that the loft conversion hasn't been signed off so that this can be taken into account in the valuation. Otherwise it could just create issues if the bank makes it a condition of the mortgage that your solicitor gets hold of copies of the building regs certificates. Much better to head those problems off at the pass. If you have an independent surveyor, you can ask him to give you a view on what would be required to bring the conversion up to current standards. It might not be physically possible so you're better off knowing before you're committed to the purchase.

rakkibeth

We took the Valuation Survey from the Bank, and then had an independant Full Building Survey from a reputable surveyor in the area. The total cost was less than a Home Buyer's Report from the Bank!

Good luck x

smcqis

Loft conversion doesnt require planning permission as long as any loft dormers are not facing public road, only require building regs approval

vaderag

smcqis wrote: »

Loft conversion doesnt require planning permission as long as any loft dormers are not facing public road, only require building regs approval

That's useful to know. Is this expensive and something i'm likely to be able to get?

kford224

vaderag wrote: »

I'm a FTB buying a Victorian Property. I get a free survey with my mortgage, but since the house is victorian, i figured it would be sensible to get a slightly more in depth survey done...

Can anyone advise on whether i should just get the homebuyers, or should i plug for a full survey??

On an aside, one thing that i know which will come up is that there is a loft conversion for which there was no planning permission obtained (so isn't currently counted as a bedroom), but this is something I would like to sort out at some point so that when resale comes around (at some point in the distant future!) I can count it... would that come up with advice in the survey?

Thanks

We've just had a Home Buyer survey, and although we were up for having a full survey, the surveyor said we didn't need one. I think it depends on the age of the property (predominantly) and also the type. As yours is Victorian, i'd definitely go for a full survey

Yorkie1

vaderag wrote: »

That's useful to know. Is this expensive and something i'm likely to be able to get?

I am not an expert from reading previous comments, I'd say that it could well be expensive to get, if possible at all.

B Regs for conversions of attic spaces look at a range of things, including insulation, head height, joist strength, fire exit.

Your solicitor may sugggest that an indemnity insurance policy is obtained to cover the lack of B Regs, but has its own limitations so make sure it is all explained to you before you anything irrevocable such as contacting the council first.

geoffky

peace of mind is priceless..get a full one done

G_M

vaderag wrote: »

That's useful to know. Is this expensive and something i'm likely to be able to get?

There two aspects to this. The quality of the original work and the cost.

Quality. The reason for Building Regs is NOT just to give the Town Hall bods something to do. It is to ensure that building work is both safe, and up to standard. Example: lofts are not intended for living in, so the joists are not designed for weight. If a cowboy builder 'converts' a loft without strengthening the joists, then all the furniture (and people!) up there could end up in the florr below! Building Regs is to ensure this does not happen. etc etc.

So, do you want to live in a property that is potentially unsafe?

Cost. The cost to GET Building Regs certification is not great (£200?) provided no remedial work is needed. But if the inspector says (see example above) "you're joists have not been strengthened" then to get the certificate you'll have to rip up the floor, add in new joists, tie them into the walls etc etc, relay the floor....... £mega!

OR you could get indemnity insurance. This covers you against any cost IF the council come knocking on the door to enforce Building Regs, but does NOT cover you if the floor falls in! (nor will your house insurance)

hzcmar

Get the full survey! We were going to buy a Victorian house with a loft conversion and the previous buyers had bodged doing it themselves and necessitated £15k in structural repairs due to not strengthening joists and so on.

vaderag

Thanks for all the advice - am going to sort out a full survey today.

Bit worried about the loft conversion tho - if i did get the council in and they said no, would i be obliged to get it all sorted?